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89-93 Newington Causeway, London Prepared on Behalf of Neobrand Ltd

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89-93 Newington Causeway, London Prepared on Behalf of Neobrand Ltd 89-93 Newington Causeway, London Prepared on behalf of Neobrand Ltd August 2009 Prepared by Knight Frank LLP 55 Baker Street London W1U 8AN 1.0 Introduction 3 2.0 Site Description 4 3.0 Planning History 5 4.0 Proposed Redevelopment Scheme 6 5.0 Planning Policy Review 8 6.0 Developer Contributions 26 7.0 Conclusions 27 89-93 Newington Causeway y Planning Statement 2 Prepared on behalf of Neobrand Ltd y August 2009 1.0 Introduction 1.1 This Planning Statement has been prepared on behalf of Neobrand Ltd in support of a full planning application for a 20 storey mixed use scheme comprising 38 residential units, office space (417 sq m) on the first and second floors and & A3 unit (65sqm) at 89-93 Newington Causeway, London, SE1 6BN (“the site”). 1.2 This Planning Statement should be read along with the following supporting documentation: • The submitted plans and drawings • The Design & Access Statement • Townscape Assessment • Daylight & Sunlight Report • Transport Assessment • Archaeology Study • Noise Assessment • Air Quality Assessment • Flood Risk Assessment • Energy Options Report • Sustainability Assessment • S106 Heads of Terms Statement 1.3 The proposals have been developed with close liaison with the Local Planning Authority. Pre-application meetings were held with planning and design officers of Southwark Council in May 2008, October 2008 and May 2009. In addition a pre-application meeting was held with the GLA in October 2008. 89-93 Newington Causeway y Planning Statement 3 Prepared on behalf of Neobrand Ltd y August 2009 2.0 Site Description 2.1 The site is located at 89-93 Newington Causeway, on the edge of the Elephant and Castle Regeneration area. It consists of a small triangular plot, covering approximately 0.026 hectares and currently the site of a 4-storey building, formerly used for banking purposes and more recently for residential purposes. Immediately to the north of the site is a railway viaduct with a taxi supply store located beneath. The southern edge of the site adjoins property currently occupied by the Salvation Army. 2.2 The existing building dates from the early twentieth century and is not considered to be of any architectural merit. The site is currently underdeveloped given its location in an area identified for intensification of residential and commercial uses as part of the regeneration of the Elephant and Castle. 2.3 The site is in a very accessible location with a bus stop located immediately in front of the property which serves six different routes connecting the site to London Bridge and other Central London and suburban destinations. It also located 220m from Elephant and Castle underground station and 380m from the main line station. 2.4 There is an emerging context for tall buildings within Southwark, not least established through the consent of London Bridge Tower (The Shard) in the Borough, Bankside and London Bridge Area where the intention is to create a cluster of tall buildings. Newington Causeway connects London Bridge and Borough to the Elephant and Castle where a subsequent cluster of tall buildings is to be created, with the 43-storey Strata tower under construction and existing consent for the 23-storey Oakmayne Plaza and 44-storey London Park Tower. 2.5 The site sits between these two emerging clusters and does not fall within any of the Strategic Viewing Corridors identified within the London View Management Framework. Opposite the site is Eileen House which has a planning application currently pending for a 41 storey mixed use development. Further to the south of the site is the recently constructed 15-storey Metro Central Vantage (formerly known as Alexander Fleming House), to complement the existing and recently refurbished Metro Central Heights and to the north plans are underway to prepare the Triangle site for tall-building and mixed-use construction. 89-93 Newington Causeway y Planning Statement 4 Prepared on behalf of Neobrand Ltd y August 2009 3.0 Planning History 3.1 Knight Frank’s Planning Department have investigated the planning history of the site in order to establish the lawful land-use, as defined under the Town and Country Planning Act (Use Classes) Order 1987 (as amended). The investigation involved consideration of the planning archive held by Southwark Council, and for the content of which Knight Frank LLP have no liability. Following the review of the Council’s documentation relating to the area it has emerged that the Council do not hold any documents, available for viewing, relating to the planning history of the site at 89-93 Newington Causeway. 3.2 Research undertaken by Knight Frank has shown that the property was originally constructed as a bank, and that it operated in this form until the 1990s. However, it is understood that this use ceased to exist in excess of a decade ago, since when the building has been informally occupied for residential purposes. 3.3 No Certificate of Lawful Existing Use or Development appears to have been submitted to secure a residential use despite the significant period during which the buildings use for A2 Financial & Professional Services purposes ceased to exist. 3.4 Within this context pre-application discussions with Southwark Council have attempted to understand and establish the lawful use of the site and its position within a policy context as part of the process through which the future use of the site has evolved. As a result of these discussions Southwark Council have deemed the property to no longer hold an A2 Financial & Professional Services character. Consequently the consideration of future uses at the site would not be bound to re-providing a financial services use. 89-93 Newington Causeway y Planning Statement 5 Prepared on behalf of Neobrand Ltd y August 2009 4.0 Proposed Redevelopment Scheme 4.1 The planning application proposes to demolish the existing building and redevelop the site to erect a 20-storey residential-led mixed-use building including office and retail space. The lower two floors of the property will provide office accommodation, accessed separately to the residential units and utilising space which would otherwise be unsuitable for residential development. Residential accommodation will be located from the third floor upwards, ranging between two to three units per floor. Family and affordable units will be located on the lower floors, with one and two bed units occupying the middle floors and larger duplexes and a penthouse on the uppermost floors. 4.2 The unit mix would provide 122 habitable rooms across the 38 units (gross residential area 3,916sqm), equivalent to a developed density of 5385 habitable rooms per hectare when inclusive of non-residential uses. These residential units will comprise 12 affordable units and 26 private units, equating to 34.4% of affordable habitable rooms (32% of total housing units); with 4 units being wheelchair accessible (10.5% of units) and 4 units being easily adaptable to wheelchair users (10.5% of units). Four 3 bedroom units are provided for family accommodation, three of which will be intermediate rented. 4.3 The office units, provided on the first and second floors, will provide 417sqm of B1 floorspace (GIA) and be able to operate with either one or two tenants as required on a floor by floor basis. Whilst no tenants have yet been identified the design will include the flexibility to adapt the accommodation to their needs. Private entry will be provided from Newington Causeway by lift and stairway which will also provide vertical circulation between the floors. 4.4 The A3/retail kiosk creates an active street frontage and would be well suited to uses such as that of a coffee or juice bar. Covering 65sqm it would front directly onto Newington Causeway, having the potential for expansion into other areas of the public realm. 4.5 The design of the building has been broken into three elements according to a cabinet theory of architectural design. This separates the form of the building into three vertical columns, with distinct designs, intended to reduce the overall bulk and massing impact of 89-93 Newington Causeway y Planning Statement 6 Prepared on behalf of Neobrand Ltd y August 2009 the structure. By emphasising key floor slabs, with increasing degrees of separation in accordance with the increased height of the structure, it is possible to give the building a lower perspective and again reduce the overall appearance of the structures volume. At street level the development proposal includes significant improvement to the street-scene and public realm through the active use of the ground-floor level of the property and the possibility to incorporate art exhibition space below the adjacent bridge – with the possibility of incorporating the two through the night-time lighting scheme. 4.6 Both the office and retail units will be accessible by wheelchair users. The entire development is car free as the site benefits from an excellent PTAL rating of 6A. Provision will be made for 51 cycle parking spaces to be included within the development; 42 for the residential units, 3 for the office units and 6 on street spaces for visitors. 4.7 The development will also boast good environmental credentials. Locally and regionally sourced construction materials will ensure that the embodied energy within the development is reduced, whilst the operational emphasis will be upon low and renewable energy sources; achieving BREEAM Very Good on commercial elements and Code for Sustainable Homes Level 3 on residential units. Community-wide heating generation will reduce energy consumption levels, whilst two Quiet Revolution QR5 Wind Turbines will provide a roof-top power generation source. The development is also intending to connect to the Elephant and Castle Multi-Service Utility Company (MUSCO) which will provide district heating and power generation, together with non-potable water and data services.
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